# 3 bedroom semi-detached house for sale (SK10 5PT) ## Property Details | Key | Value | |-----|-------| | Address | 12 GRIMSHAW LANE, MACCLESFIELD, BOLLINGTON, CHESHIRE EAST SK10 5PT | | Price | £375,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1930-1949 | | Floor area | 87 m² | | Last sold | £370,000 Nov 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 05/09/2029 - **Current heating cost:** £660/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - B (£500 - £1,500) - W1 (£800 - £1,200) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0623-2836-7813-9501-4641) ## Description If you are looking for a characterful home positioned in a central village location that provides you with ease of access and convenience to your local amenities, then look no further. Welcome to Grimshaw Lane. This stunning semi-detached family home is aesthetically pleasing on the eye being constructed of stone to the front elevation. On approach you are greeted by an elegant wooden panelled door welcoming you into an inviting entrance hallway that provides you with access to a stunning lounge to the front of the property which is laid with a Herringbone floor and at the rear you will find a separate dining room that is open plan to a modern fitted kitchen with patio doors opening onto the rear garden. Heading upstairs you will find three beautiful bedrooms; the main bedroom benefiting from having built in wardrobes. You will also discover an elegant family bathroom suite with an overhead rain shower over the bath, plus an airing cupboard.   The property sits in an elevation position and occupies a generous sized plot with gardens to three sides with a driveway to front providing off road parking. Subject to the appropriate planning consents this plot also provides you with a great opportunity to further develop it to the side if required. An unbelievably short stroll up the road will take you onto the Middlewood Way which follows the line of the former Macclesfield, Bollington and Marple railway through the picturesque Cheshire countryside that now provides a natural attraction for walkers, cyclists, horse riders and nature lovers. For most of its length, the Middlewood Way runs close to the Macclesfield Canal, and there are many options for easy circular walks. In the opposite direction you will find a good selection of local shops including Tesco Express, Barrows Butchers, Knowles Green Wines & Cheese, The Mulberry Leaf Café The Aesthetics Studio, Deli Al Forno Pizza & Pasta, Cut Throat Barbers, Couzens Hairdresser’s and Wellington Road Garage. If you would like to arrange your own personal viewing tour with myself James Sherratt then please contact me to arrange your own personal viewing tour. **Local Authority – Cheshire East** **Council Tax Band – D** **Tenure – Freehold** **Ground Floor ** **Entrance Hallway ** 14ft 9 x 6ft 4 wooden panelled door with wooden single glazed side windows, LED downlight’s, radiator, stairs to first floor, power points and under stairs storage cupboard. **Lounge ** 11ft 4 x 12ft uPVC double glazed window to front elevation with plantation shutter blinds, ceiling pendant light, picture rails, double power points, column radiator and herringbone wood effect LVT flooring.  **Dining room ** 13ft x 11ft 5 uPVC double glazed patio doors to rear elevation, LED downlight’s, picture rails, radiator, power points, wood effect flooring and open plan to kitchen. **Kitchen ** 9ft 4  A modern fitted kitchen featuring a range of wall and base units with contrasting countertops, 1 ½ bowl stainless steel sink with drainer and mixer tap, single electric fan oven with grill, four ring electric hob with stainless steel extractor hood and splash back, integrated dishwasher and washing machine and space for a fridge freezer. Hard wired smoke alarm, LED downlight’s power points and uPVC double glazed window to side elevation. Cupboard housing Alpha combination boiler. **First Floor ** **Landing ** 6ft 8 x 6ft 8 uPVC double glazed window to side elevation with plantation shutter blinds, LED downlight’s, hard wired smoke alarm and power point. **Main Bedroom ** 12ft 9 x 11ft 4 uPVC double glazed window to rear elevation with plantation shutter blinds, ceiling light, picture rails, radiator, power points and fitted wardrobe. **Second Bedroom ** 11ft 5 x 11ft 9 uPVC double glazed window to front elevation, ceiling light, picture rails, radiator, and power points. **Third Bedroom** 9ft 4 x 6ft 7 uPVC double glazed window to rear elevation, ceiling light, radiator, and power points. **Bathroom ** 7ft 8 red to 6ft x 6ft 3 A stunning white three-piece suite comprising of an L-shaped panelled bath with overhead rain shower with additional handheld shower attachment, chrome mixer tap and glazed shower screen, vanity sink unit with chrome mixer tap and low level push flush WC. uPVC double glazed window to front elevation, LED downlight’s, heated towel radiator, extractor fan, tiles to splash backs and airing cupboard **External ** The property is set back from the road behind a mature lawn garden and driveway to the side. A gate provides access up a gravelled path with boarders to the front door. To the side of the house there is gated access to the garden which is mainly laid to lawn with Indian stone flagged patios and timber fence panelling enclosing the garden. **DISCLAIMER** CAVEAT EMPTOR - it is the buyers responsibility to check all information is correct, all goods and services are in working order before committing to purchase as our details are worked in conjunction with our vendors and we aim to ensure they are correct, however their accuracy is not a guarantee and the information given does not form part of a contract and are not to be relied upon as statements of fact but as a guide only - particularly pertaining to details of a leasehold or freehold. Any services and appliances listed in the above have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken with a ‘laser tape’ as a guide to prospective buyers only and are not to be taken as exacts. All fixtures and fittings to be included in the sale even if mentioned above should be clarified with your solicitor before committing to purchase. ## Property Photos - ![Photo](/listings/photos/160649015/727965) - ![Photo](/listings/photos/160649015/727966) - ![Photo](/listings/photos/160649015/727967) - ![Photo](/listings/photos/160649015/727968) - ![Photo](/listings/photos/160649015/727969) - ![Photo](/listings/photos/160649015/727970) - ![Photo](/listings/photos/160649015/727971) - ![Photo](/listings/photos/160649015/727972) - ![Photo](/listings/photos/160649015/727973) - ![Photo](/listings/photos/160649015/727974) - ![Photo](/listings/photos/160649015/727975) - ![Photo](/listings/photos/160649015/727976) - ![Photo](/listings/photos/160649015/727977) - ![Photo](/listings/photos/160649015/727978) - ![Photo](/listings/photos/160649015/727979) - ![Photo](/listings/photos/160649015/727980) - ![Photo](/listings/photos/160649015/727981) - ![Photo](/listings/photos/160649015/727982) - ![Photo](/listings/photos/160649015/727983) - ![Photo](/listings/photos/160649015/727984) ## Floorplans - ![Floorplan 1](/listings/photos/160649015/727985) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/160649015/727986) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 GRIMSHAW LANE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5PT | £370,000 | 17/11/2025 | Semi-detached | | 12 GRIMSHAW LANE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5PT | £291,000 | 31/07/2020 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 CEDARWAY, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5NR | £345,000 | 28/11/2025 | Semi-detached | | 9A BEECHWAY, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5NN | £269,000 | 07/03/2025 | Semi-detached | | 1C RIVERBANK CLOSE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5JD | £395,000 | 21/02/2025 | Semi-detached | | 5 ALBERT ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5HS | £399,950 | 03/02/2025 | Semi-detached | | 4 SANDY CLOSE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5DT | £375,000 | 06/12/2024 | Semi-detached | | 80 ALBERT ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5HS | £485,000 | 13/06/2024 | Semi-detached | | 60 ALBERT ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5HS | £220,000 | 08/04/2024 | Semi-detached | | 12 SWANSCOE AVENUE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5NH | £360,000 | 20/12/2023 | Semi-detached | | 32 SWANSCOE AVENUE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5NH | £303,000 | 17/11/2023 | Semi-detached | | [Same street] 29A GRIMSHAW LANE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5PT | £272,000 | 10/11/2023 | Terraced | | 8 ELMSWAY, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5NP | £250,000 | 06/11/2023 | Semi-detached | | 34 RIVERBANK CLOSE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5JD | £240,000 | 12/10/2023 | Semi-detached | | 1 SANDY CLOSE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5DT | £375,000 | 21/03/2023 | Semi-detached | | 6 HOLLIN ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5NQ | £290,000 | 03/10/2022 | Semi-detached | | 4 STONEMILL COURT WELLINGTON ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5HT | £207,500 | 20/09/2022 | Semi-detached | | [Same street] 35 GRIMSHAW LANE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5PT | £374,000 | 31/08/2022 | Terraced | | 5 HENSHALL ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5HX | £244,760 | 27/06/2022 | Semi-detached | | 108 WELLINGTON ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5HT | £325,000 | 24/06/2022 | Semi-detached | | 17 ALBERT ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5HS | £325,000 | 10/06/2022 | Semi-detached | | 58 WELLINGTON ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5JH | £315,000 | 09/06/2022 | Semi-detached | | 62 WELLINGTON ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5JH | £420,000 | 08/06/2022 | Semi-detached | | 21 HENSHALL ROAD, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5HX | £375,000 | 14/04/2022 | Semi-detached | | [Same street] 29 GRIMSHAW LANE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5PT | £152,000 | 13/04/2022 | Terraced | | [Same street] 35 GRIMSHAW LANE, BOLLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 5PT | £224,000 | 25/03/2022 | Terraced | **Street average:** £255,500 (4 sales) **Area average:** £325,961 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £364,168 (51 Semi-detached, SK10, 2024–2026) - **Deviation:** +3% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £992/mo ## 1% Rule - **Rent ratio:** 0.26% (weak for cashflow) - **Max investor price (0.8%):** £122,375 - **Target investor price (1%):** £97,900 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,310/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.8% - **10y growth:** 57.1% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 25.2% - **10y growth (index):** 56.5% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)